The Nadlan Group Real Estate Podcast

Report Flags Top 10 Highest Risk Housing Markets in the U S for Q3 2025

A new housing risk analysis shows that parts of the U.S. housing market remain under real pressure as 2025 comes to a close. According to the ATTOM Q3 2025 U.S. Housing Risk Report, several counties face elevated risk tied to affordability strain, unemployment, and rising foreclosure activity.
 
The report analyzed housing conditions at the county level nationwide, and one trend stands out clearly: California dominates the high-risk list. Sixteen of the 50 most vulnerable housing markets are located in the state. New Jersey follows with nine counties, Florida has four, and Arizona and Texas each have three.
 
ATTOM measures housing risk by looking at multiple warning signs at once. These include how much of a household’s income is needed to buy a home, how many mortgages are underwater, foreclosure filing rates, and local unemployment. When several of these pressures stack up in one place, the market becomes more exposed if economic conditions weaken.
 
California’s presence at the top reflects a mix of high home prices and softer job markets. Counties like Butte, Humboldt, Shasta, and El Dorado all show buyers needing close to—or well over—40% of their income just to afford a home. At the same time, foreclosure activity and unemployment remain elevated, creating stress for existing homeowners.
 
Florida also appears on the list, with Charlotte County ranking among the highest-risk markets. There, foreclosure filings are relatively frequent, and a meaningful share of homeowners are underwater on their mortgages.
 
The rest of the top 10 shows similar patterns. Parts of New Jersey, Louisiana, and Central California combine affordability challenges with weaker employment trends, leaving households with less financial cushion if rates stay high or job growth slows.
 
On the other end of the spectrum, the lowest-risk housing markets are concentrated in states like Wisconsin, Tennessee, Montana, New Hampshire, and Virginia. These areas generally benefit from lower unemployment, fewer foreclosures, and more manageable home prices relative to income.
 
The bigger message is that housing risk in 2025 is far from uniform. While many markets remain stable, others are stretched thin. As 2026 begins, these higher-risk areas may be the first to feel pressure if borrowing costs remain elevated or economic momentum cools further.
 
For direct financing consultations or mortgage options for you visit  Nadlan Capital Group. Contact us today for a tailored consultation, where our expert advice turns potential into profitable reality.
 
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
https://nadlancapitalgroup.com/
 
Continue reading on our site:
https://www.forumnadlanusa.com/2026/01/report-flags-top-10-highest-risk-housing-markets-in-the-u-s-for-q3-2025/
#HousingMarket #RealEstateRisk #Affordability #HousingTrends #RealEstateData
 

Online Research Is Redefining How Buyers and Sellers Choose Real Estate Agents

The way buyers and sellers choose real estate agents has changed fast, and online research is now at the center of that shift. New data shows that winning business today depends less on past relationships and more on how agents present themselves online.
 
According to the Zillow 2025 Consumer Housing Trends Report for Agents, 36% of sellers now find their agent online. That’s more than double the share from 2018, when just 15% relied on the internet. Buyers are following a similar path, with 33% saying online research played a major role in choosing their agent.
 
Zillow’s home trends expert Amanda Pendleton says repeat buyers now make up the majority of today’s market—and they’re approaching the process very differently. These buyers have lived through multiple market cycles, adjusted to higher mortgage rates, and become far more selective about who they hire.
 
One of the biggest changes is how repeat buyers choose agents. While 79% say they would consider working with a previous agent again, only 13% actually hired their agent based on an existing relationship. Instead, more than half used online research to narrow their options, often speaking with multiple agents before deciding.
 
This isn’t about loyalty disappearing. It’s about buyers being more intentional.
 
For agents, that means first impressions now happen long before the first phone call. Nearly 59% of sellers and 47% of buyers hired the very first agent they contacted. That tells us decisions are often made during the research phase—based on reviews, listings, track records, and digital presence.
 
Repeat buyers also value efficiency over hand-holding. They prioritize strong offer strategy, clear pricing guidance, and smooth transaction management. Communication preferences are shifting too, with many buyers favoring texts or messaging apps over phone calls.
 
Sellers are adapting as well. Many are covering closing costs, offering mortgage rate buydowns, or prioritizing timing over top-dollar pricing just to get deals done.
 
The big takeaway is simple: today’s real estate market is driven by informed, prepared consumers. Relationships still matter—but visibility, clarity, and credibility online matter just as much. Agents who show their value early are the ones winning business.
 
For direct financing consultations or mortgage options for you visit  Nadlan Capital Group. Contact us today for a tailored consultation, where our expert advice turns potential into profitable reality.
 
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
https://nadlancapitalgroup.com/
 
Continue reading on our site:
https://www.forumnadlanusa.com/2026/01/online-research-is-redefining-how-buyers-and-sellers-choose-real-estate-agents/
#RealEstateTrends #AgentMarketing #HousingMarket #DigitalFirst #RealEstateBusiness

Mortgage Rates Hold Steady, But Market Movement Is Getting Closer

Mortgage rates have barely moved this week, extending a calm stretch that has now lasted five straight days. During this period, the 30-year fixed mortgage rate tracked by Mortgage News Daily has shifted by no more than one one-hundredth of a percent. For most borrowers, that means loan terms look nearly identical no matter which day they choose to lock.
 
This kind of quiet performance is typical for early January. Trading volume remains light as many investors are still returning from the holidays, and the economic calendar has offered very little new information to drive markets in either direction. With fewer traders active and limited data to react to, mortgage rates tend to drift sideways rather than show clear direction.
 
That calm, however, may be nearing its end.
 
Starting tomorrow, markets will begin to receive a fresh batch of economic updates, including two labor market reports and the Institute for Supply Management services sector report. On their own, none of these releases typically carries the same influence as the monthly jobs report later in the week. But together, they can shape expectations and begin to set the tone for where rates head next.
 
If these reports suggest the economy is holding up well or that labor conditions remain tight, investors may scale back expectations for future rate cuts. That scenario could push mortgage rates slightly higher. On the other hand, if the data points to slower growth or softer hiring trends, rates could drift lower as markets lean toward a more accommodative policy outlook.
 
For now, stability remains the dominant theme. Mortgage rates are holding steady, but the risk of movement is clearly rising. Borrowers keeping a close eye on rates may soon see more clarity once this new wave of economic data starts rolling in.
 
For direct financing consultations or mortgage options for you visit  Nadlan Capital Group. Contact us today for a tailored consultation, where our expert advice turns potential into profitable reality.
 
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
https://nadlancapitalgroup.com/
 
Continue reading on our site:
https://www.forumnadlanusa.com/2026/01/mortgage-rates-hold-steady-but-market-movement-is-getting-closer/
#MortgageRates #HousingMarket #InterestRates #EconomicData #HomeLoans

Private Payrolls Turn Positive in December, But Hiring Misses Forecasts

Private-sector hiring rebounded in December, but the pace came in slightly below expectations, according to new data from ADP.
 
Companies added 41,000 jobs during the month, reversing a revised loss of 29,000 in November. While the rebound was a positive sign, it fell short of the 48,000 jobs economists surveyed by Dow Jones had expected.
 
Even with the improvement, the labor market ended 2025 on uncertain ground. Private payrolls declined in three of the four months leading up to December, showing that hiring momentum remains uneven and fragile.
 
All of December’s job growth came from service-related industries. Education and health services led the gains with 39,000 new jobs, followed by leisure and hospitality, which added 24,000. Trade, transportation, and utilities grew by 11,000 jobs, while financial services added 6,000.
 
Those gains were partly offset by losses in other areas. Professional and business services shed 29,000 jobs, information services declined by 12,000, and goods-producing industries lost 3,000 jobs overall, including a 5,000-job drop in manufacturing. The data highlights a clear divide between stronger service-sector hiring and continued weakness in goods production.
 
Small businesses accounted for nearly all the hiring in December. Companies with fewer than 500 employees drove almost the entire increase, while larger firms added just 2,000 jobs.
 
“Small establishments recovered from November job losses with positive end-of-year hiring, even as large employers pulled back,” said Nela Richardson.
 
Wage growth remained steady. Workers who stayed in their jobs saw average annual pay increases of 4.4%, unchanged from November. Those who switched jobs earned higher gains of 6.6%, slightly stronger than the prior month, suggesting labor cost pressures continue to cool.
 
The ADP report arrives just ahead of the more closely watched employment data from the Bureau of Labor Statistics. Economists expect the official December report to show 73,000 new jobs and the unemployment rate edging down to 4.5%.
 
As the first fully on-time government jobs report since the shutdown disruptions, it will offer a critical test of whether the labor market is stabilizing as 2026 begins.
 
For direct financing consultations or mortgage options for you visit Nadlan Capital Group. Contact us today for a tailored consultation, where our expert advice turns potential into profitable reality.
 
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
https://nadlancapitalgroup.com/
 
Continue reading on our site:
https://www.forumnadlanusa.com/2026/01/private-payrolls-turn-positive-in-december-but-hiring-misses-forecasts/
#JobsReport #LaborMarket #EconomicOutlook #WageGrowth #USJobs

Minneapolis Fed Signals Possible Pause on Interest Rate Cuts in 2026

The Federal Reserve may be approaching a major turning point on interest rates, according to new comments from Neel Kashkari, president of the Federal Reserve Bank of Minneapolis.
 
Speaking Monday on Squawk Box, Kashkari said the Fed is getting close to what economists call a “neutral” interest rate — a level that neither stimulates the economy nor slows it down. After several rate cuts in late 2025, he suggested it may soon be time to pause and wait for clearer signals.
 
“My guess is we’re pretty close to neutral right now,” Kashkari said, adding that policymakers need more data to determine whether inflation or the labor market will become the bigger concern going forward.
 
According to projections from the Fed’s December meeting, the current federal funds rate — set between 3.5% and 3.75% — sits only about half a percentage point below what officials estimate as neutral. That narrow gap explains why some Fed members are questioning whether additional rate cuts are still necessary.
 
The challenge now is balance. Inflation remains above the Fed’s 2% target, while job growth has cooled and unemployment has risen to 4.6%. Kashkari acknowledged that many economists expected the economy to slow much more over the past two years, but growth has remained surprisingly resilient. That, he said, raises doubts about how restrictive current policy really is.
 
At the same time, inflation continues to prove stubborn. The Fed’s preferred core inflation measure recently came in near 2.8%, and Kashkari warned that risks remain — especially from tariffs linked to former President Donald Trump’s trade policies. He noted that tariff-driven inflation can take years to fully work through the economy.
 
Kashkari’s comments carry extra weight because he is a voting member of the Federal Open Market Committee in 2026. His remarks suggest growing support for a pause in rate cuts rather than continued easing early in the year.
 
He also voiced support for Jerome Powell, whose term as Fed chair ends in May but whose role as a governor runs through 2028. Kashkari said he hopes Powell stays on, calling his leadership “excellent.”
 
For now, the Fed appears set to wait. With inflation still elevated, the labor market softening, and economic data slowly normalizing, the next rate move — if one comes at all — will depend on which risk becomes more urgent.
 
For direct financing consultations or mortgage options for you visit  Nadlan Capital Group. Contact us today for a tailored consultation, where our expert advice turns potential into profitable reality.
 
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
https://nadlancapitalgroup.com/
 
Continue reading on our site:
https://www.forumnadlanusa.com/2026/01/minneapolis-fed-signals-possible-pause-on-interest-rate-cuts-in-2026/
#FederalReserve #InterestRates #InflationVsJobs #MonetaryPolicy #EconomicOutlook

Vacant Lots Multiply After L A Wildfires as Investors Move In

The wildfires that tore through parts of Los Angeles in January 2025 didn’t just destroy homes—they reshaped the real estate market in the neighborhoods they touched. Nearly a year later, the effects are becoming clearer as burned properties reenter the market, not as homes, but as vacant land. And investors are moving in quickly.
 
A new report from Redfin shows that investors are now buying roughly 40% of all land sales in the areas hit hardest by the fires. These purchases are accelerating change in several well-known communities.
 
In Pacific Palisades ZIP code 90272, investors bought 48 of the 119 vacant lots sold in the third quarter—just over 40%. One year earlier, there were no lot sales at all.
 
In Altadena, investors purchased more than 44% of sold lots, again following a period when no land was trading.
 
And in Malibu, investors accounted for about 44% of lot purchases, more than double last year’s share.
 
For homeowners, the choices are often painful. Many properties destroyed in Altadena dated back to the 1940s and 1950s. Some owners were underinsured, while others simply don’t have the resources—or patience—to rebuild. Permit delays and long construction timelines have pushed some to accept low offers, even as neighbors urge one another to hold on.
 
In higher-end areas like Pacific Palisades and Malibu, some residents are buying replacement homes elsewhere while deciding whether rebuilding is worth the cost. Redfin agents say more listings are expected as insurance coverage for temporary rentals expires and uncertainty drags on.
 
The number of vacant lots has surged. Pacific Palisades jumped from just seven listings a year ago to more than 300. Altadena went from two to over 200. Malibu listings also climbed sharply. With more supply, prices are slipping—lots in Altadena that once held million-dollar homes are now selling closer to $500,000.
 
Redfin notes this pattern is common after major disasters. As homeowners reassess, investors step in. For now, these Los Angeles neighborhoods remain suspended between recovery and transformation, with long-term impacts still unfolding.
 
For direct financing consultations or mortgage options for you visit  Nadlan Capital Group. Contact us today for a tailored consultation, where our expert advice turns potential into profitable reality.
 
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
https://nadlancapitalgroup.com/
 
Continue reading on our site:
https://www.forumnadlanusa.com/2026/01/vacant-lots-multiply-after-l-a-wildfires-as-investors-move-in/
#LosAngelesRealEstate  #WildfireRecovery #HousingMarket #RealEstateInvesting #UrbanChange

NAR Names the Top Homebuying Hot Spots for 2026

The National Association of Realtors has released a new report highlighting the U.S. housing markets expected to offer the best opportunities for buyers in 2026. After several years of high mortgage rates and tight supply, the organization says conditions are slowly shifting in favor of buyers—especially in select metro areas.
 
The report, titled Housing Hot Spots for 2026: The Markets Poised for New Buyer Opportunities, was presented by Lawrence Yun at the group’s annual Real Estate Forecast Summit. It evaluates markets based on economic strength, population trends, housing supply, and affordability relative to local incomes.
 
According to NAR, the top homebuying markets for 2026—listed alphabetically—are Charleston, Charlotte, Columbus, Indianapolis, Jacksonville, Minneapolis–St. Paul, Raleigh, Richmond, Salt Lake City, and Spokane.
 
Each of these metros has a population above 250,000 and stands out for having more balanced supply and demand, steadier job growth, and home prices that align more closely with what local households earn. Many also benefit from domestic migration, as buyers continue to leave higher-cost coastal markets in search of affordability and quality of life.
 
Yun said that easing mortgage rates and rising inventory should help bring buyers back in 2026. NAR forecasts existing-home sales to rise about 14%, home prices to increase roughly 4%, and mortgage rates to drift closer to 6% as the year unfolds.
 
To identify these hot spots, NAR analyzed ten indicators, including millennial population share, income and job growth, price cuts, housing permits, and how mortgage payments compare with rents. Together, those measures point to markets where buyers may find more choices, less competition, and more realistic pricing next year.
 
For buyers planning a move in 2026, these markets could offer a rare balance of affordability, opportunity, and long-term value as the housing market slowly becomes more buyer-friendly.
 
For direct financing consultations or mortgage options for you visit  Nadlan Capital Group. Contact us today for a tailored consultation, where our expert advice turns potential into profitable reality.
 
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
https://nadlancapitalgroup.com/
 
Continue reading on our site:
https://www.forumnadlanusa.com/2026/01/nar-names-the-top-homebuying-hot-spots-for-2026/
#HousingMarket #HomeBuying2026 #RealEstateTrends #HousingAffordability #BuyerOpportunity

Rural Cities Offering Cash Incentives to Attract New Residents in 2026

Saving for a down payment is still one of the biggest roadblocks to buying a home. For many buyers, it can take years to set aside enough cash, even when monthly payments are manageable. But for remote workers who are open to relocating, a growing number of rural cities are offering a shortcut.
 
According to Mortgage Research Network, communities across rural America are rolling out relocation incentives designed to attract new residents. These programs often come with cash grants that can be used toward a home purchase. In some cases, the money is enough to cover most—or even all—of a typical down payment.
 
Mortgage Research Network compared these incentives with local home prices and identified eight cities where the benefit equals at least 3% of the area’s average home value. That’s important, because 3% is the minimum down payment for many conventional loans. Hitting that threshold can help buyers qualify without draining their savings.
 
Jackson, Michigan leads the list. The city is offering $25,000 in down payment assistance as part of a plan to build new homes, with some buyers qualifying for an additional $10,000 from state programs. With home prices under $190,000, the incentive can nearly cover a full 20% down payment.
 
Other cities offer smaller but still meaningful support. West Memphis, Arkansas provides $10,000 for relocating buyers. Topeka, Kansas offers up to $15,000 for workers who commit to local employment. Tulsa, Oklahoma’s relocation program combines cash incentives with a structured approval process and has already drawn thousands of new residents.
 
Programs in places like Morgantown, West Virginia, Newton, Iowa, and Mattoon, Illinois also blend cash grants with perks such as coworking access, outdoor recreation benefits, or support for new construction purchases.
 
These incentives matter because they directly attack the biggest hurdle buyers face upfront. Instead of waiting years to save, eligible buyers can move sooner, lower their monthly costs, and start building equity right away.
 
As affordability remains tight nationwide, rural relocation incentives are becoming a real strategy—not just a headline—for buyers willing to look beyond major metro areas in 2026.
 
For direct financing consultations or mortgage options for you visit  Nadlan Capital Group. Contact us today for a tailored consultation, where our expert advice turns potential into profitable reality.
 
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
https://nadlancapitalgroup.com/
 
Continue reading on our site:
https://www.forumnadlanusa.com/2026/01/rural-cities-offering-cash-incentives-to-attract-new-residents-in-2026/
#DownPayment #RemoteWork #HousingAffordability #Homeownership #Relocation

Treasury Yield Curve Steepens as Long Term Rates Climb After Fed Cuts

The U.S. Treasury yield curve continued to shift in late 2025, and the changes are telling an important story about where markets think the economy is heading. While the Federal Reserve has been cutting short-term interest rates, long-term Treasury yields have been moving higher. That combination is slowly pushing the yield curve back toward a more normal shape after years of inversion.
 
Since mid-September, the 30-year Treasury yield has climbed by roughly 19 basis points. Over the same period, the Federal Reserve cut its policy rate by a total of 75 basis points. By mid-December, the Effective Federal Funds Rate had fully reflected those cuts. The result is a wider gap between short-term and long-term rates.
 
Analysis from Wolf Street shows that the spread between the 30-year Treasury yield and the Fed’s policy rate has widened to about 120 basis points. The 30-year yield has also crossed above 5% several times since late 2023, highlighting growing pressure on long-term borrowing costs.
 
The reason comes down to what drives different parts of the curve. Short-term Treasury yields closely follow the Fed. As rates were cut, yields on one-month to six-month Treasurys fell into the mid-3.6% range. Long-term yields, however, are shaped by bond market expectations. Investors are focused on future inflation, heavy Treasury issuance, and the long-term cost of holding government debt.
 
This push and pull has caused the yield curve to steepen, especially since mid-September, just ahead of the Fed’s first rate cut. Still, the curve is not fully normal. A mild inversion remains between roughly three months and three years, though it is far less severe than earlier in the cycle.
 
That shallow dip suggests investors are no longer pricing in aggressive rate cuts for 2026. Instead, expectations appear more cautious, reflecting uncertainty around inflation and economic growth.
 
Inflation remains a key concern. Recent readings have hovered near 3%, and some analysts believe data distortions during the government shutdown may have understated true price pressures. At the same time, large federal deficits mean a steady flow of new Treasury bonds, which can push yields higher as investors demand more compensation.
 
Looking ahead, the yield curve is signaling a market that believes short-term easing is real, but long-term risks are rising. As 2026 unfolds, inflation data, Treasury borrowing needs, and Fed guidance will play a major role in determining whether this steepening trend continues.
 
For direct financing consultations or mortgage options for you visit  Nadlan Capital Group. Contact us today for a tailored consultation, where our expert advice turns potential into profitable reality.
 
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
https://nadlancapitalgroup.com/
 
Continue reading on our site:
https://www.forumnadlanusa.com/2026/01/treasury-yield-curve-steepens-as-long-term-rates-climb-after-fed-cuts/
#YieldCurve #TreasuryMarkets #InterestRates #FederalReserve #BondMarket

US Citizen With SSN but No Credit Score – DSCR Loan Challenges Explained by Nadlan Capital Group

Many U.S. citizens assume that having a Social Security number automatically means they have a credit score. In reality, that’s often not true. And when there’s no credit score, securing a DSCR loan can become one of the biggest roadblocks real estate investors face.
 
At Nadlan Capital Group, we see this issue regularly. Deals stall, lender options shrink, and investors are left confused about why financing suddenly feels impossible.
 
A “no credit score” situation means the borrower has a valid SSN and a credit report can be pulled—but no FICO score is generated. This usually happens when there’s no recent credit activity. If you haven’t used credit in the last two years, closed accounts long ago, or never relied on loans or credit cards, the system can’t score you.
 
Ironically, this creates a tougher problem than being a foreign national. If you have an SSN, lenders are required to pull U.S. credit. That means foreign-national DSCR programs are off the table—even if you live abroad or earn foreign income. This isn’t a lender preference; it’s a compliance rule.
 
From a risk standpoint, lenders often see U.S. borrowers with no credit score as the hardest category to place. As a result, DSCR requirements become stricter. Instead of flexible ratios, lenders may demand higher DSCR levels, lower loan-to-value limits, larger reserves, and higher interest rates. Many lenders won’t review these files at all, leaving only a small pool willing to manually underwrite the deal.
 
That doesn’t mean approval is impossible—but it does mean strategy matters. Strong cash-flowing properties, conservative leverage, and substantial liquidity all become critical. In some cases, building even six months of basic credit history can dramatically improve options.
 
The key takeaway is simple: having an SSN without a credit score puts you in a unique and challenging category. DSCR loans are still possible, but they require specialized lender access and careful structuring. That’s where experience makes the difference.
 
For direct financing consultations or mortgage options for you visit  Nadlan Capital Group. Contact us today for a tailored consultation, where our expert advice turns potential into profitable reality.
 
🔍 If you’re looking to get the best possible mortgage in the U.S. for Foreign Nationals and Americans, and want to run an auction between more than 3,000+ lenders, click here👇
https://nadlancapitalgroup.com/
 
Continue reading on our site:
https://www.forumnadlanusa.com/2026/01/us-citizen-with-ssn-but-no-credit-score-dscr-loan-challenges-explained-by-nadlan-capital-group/
#DSCRLoans #RealEstateInvesting #NoCreditScore #MortgageStrategy #NadlanCapitalGroup